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Year 5 disposal
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79/ 100
Solid
Real 7.93% return before costs with manageable risks.
Why it works
- 7.93% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- No rent comparables — estimate is a rule-of-thumb fallback, not market data. Verify the rent locally before offering.
- EPC band not stated — verify the certificate before offering (2030 MEES minimum is band C).
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
+£142/mo
Barely breaks even each month
Price vs market
Above comparable sales
+17% vs 12 sold
Return · IRR
1.6%/yr
Modest annualised return
Cash to get in
£120K
Deposit + fees + refurb
Price £295KReturn before costs on price 7.93%5-yr return on cash 14%Rent est. £1,949 (£1,577–£2,409)
How we define each return: On price — gross yield = annual rent ÷ purchase price. On cost — net yield ÷ total project cost (price + refurb + fees). On cash — cash-on-cash & ROI ÷ the actual cash you put in (deposit + costs).
What-if calculator
Rates as of 20 May 2026Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer (£)
Monthly rent (£)
Local comp range: £1,577–£2,409/mo · n=12
Financing
DepositYour cash in — the rest is the mortgage25% · £73,750
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
BoE base + 2pp stress (6.5%)
Acquisition costs
Refurb (£)
Per-property refurb estimate from the element rate-card model (£14,594–£27,241 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £221,250 loan + £1,000 booking fee
Running costs
Management10%
Typical BTL agency rate
Void weeks
Typical voids for BTL
Insurance (£/mo)
Typical BTL building+landlord cover for £200K–£400K
Maintenance (£/mo)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
+£142
after mortgage, operating costs & tax
Rent in£1,949/mo gross
£1,874/mo collected · £75/mo lost to voids
Where it goes
£1,198Mortgage£500Costs
£142/mo left as profit · 8% of rent kept
Mortgage£1,198
Costs£500
Management£195
Maintenance£67
Insurance£28
CapEx reserve£97
Voids + council tax£9
Ltd co. accounts£104
Tax£33
Profit+£142
Returns
Return before costs on price7.93%
Cash return on cash1.42%
Gross margin£1,374
Cash needed£120,283
Monthly profit payback70y 8m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.56
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Year-by-year Monthly profit (5-yr horizon)
Net Monthly profit after tax. Rent + costs compound at their growth rates; mortgage principal amortises year-by-year for repayment loans.
Mortgage paydownRent profitbefore price growth
Full year-by-year breakdown
| Year | Gross Rent | Op Costs | Mortgage | Equity Built | Tax | Net | Cumulative |
|---|---|---|---|---|---|---|---|
| Year 1 | £23,388 | £6,004 | £14,381 | £0 | £571 | £2,432 | £2,432 |
| Year 2 | £24,090 | £6,184 | £14,381 | £0 | £670 | £2,855 | £5,287 |
| Year 3 | £24,812 | £6,369 | £14,381 | £0 | £772 | £3,290 | £8,576 |
| Year 4 | £25,557 | £6,560 | £14,381 | £0 | £877 | £3,738 | £12,314 |
| Year 5 | £26,323 | £6,757 | £14,381 | £0 | £985 | £4,200 | £16,514 |
Disposal gain (gross)-£18,547
CGT£0
Net Disposal proceeds£317,561
What we verified
What we verified
50075 ok · 0 caution · 0 fail · 7 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
1 checks- TenureFreehold
Council planning restrictionUnknown
Council planning restrictionRent by the room conversion gatePlanning data
Rent by the room restriction
C3 to C4 conversion
Unknown
Confidence
low
Source
No LPA data for this prefix
Rates as of May 2026
Building condition
Energy ratingUnknown
EPC& 2030 deadlineEPC register
EPC band not available in the listing. The 2030 MEES minimum is band C — verify the certificate before offering.
EPC band from listing · verify certificate before exchanging
Find EPC certificate →Cladding safety certificateNot stated on the listing
HeritageNot stated on the listing
Heritage& planning constraintsNHLE register
We don't ingest the NHLE bulk register, so we can't flag listed-building or conservation-area status for this address from our data alone. Use the official registry to verify before exchanging.
Area
Flood riskChecking…
FloodriskEA
Crime riskChecking…
Crimeriskpolice.uk
SchoolsChecking…
Schools& Ofsted catchmentGIAS register
No schools indexed for this postcode sector.
Investor
Tenant profileFamily let
Tenant profilelikely cohortSY4 5HL · 4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
University of Liverpool · 63.5 km
Reason
4-bed house in a suburban area — family-let demand dominates; larger property may also work as a sharer HMO.
Heuristic from postcode + bedrooms + nearest-university distance · verify locally
Refurb costEstimate ready
Refurb cost& works budgetQ1 2026 rates
New kitchen + bathroom + light replumb + decor.
Total estimate
4-bed · 2-bath · 1170 sqft
£32k–£62k
£ per sqft
building cost only
£27–£53
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£8,190–£15,210
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£12,870–£24,570
Guide rates · UK May 2026 · sqft auto-estimated from beds
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingStandard rules
HMO licensing5-year licenceCouncil
Licence fee
5-year mandatory
£825–£1,500
Scheme type
Check council
The council's HMO page lists the current mandatory fee plus any additional / selective scheme that catches smaller HMOs.
Mandatory licensing applies to 5+ sharer HMOs (Housing Act 2004)
Find council HMO page →Price & sale history31d on marketno cuts yet
Strategy matrix
Rent it out wins — +£142/mo · level with Refurb & refinance
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| ⭐ Rent it out | 7.93% | +£142 | £120,283 | 13.7% | Low | Feasible |
| Housing-benefit rent | 3.95% | -£683 | £120,283 | -28.5% | Med | Feasible |
| Council lease | 0.00% | -£1,398 | £120,283 | -70.3% | Low | Feasible |
| Refurb & refinance | 7.93% | +£142 | £142,816 | 11.6% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£199 | £343,891 | 3% | Med | Feasible |
| Rent by the room | 9.76% | -£305 | £120,283 | -2.6% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Shropshire · cap £972/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Shropshire
- LHA monthly cap:
- £972
Ready to move on this deal?
Generates an offer pack with your numbers & sources — take it to the agent.
Pro analysis — outcome range, stress tests & portfolio impact
Local lettings demanddays-to-let · supply now · trend
Rent by the room conversion upside
-£323/mo cash flow vs Rent it out if converted to Rent by the room
9.76% Return before costs on price converted vs 7.93% as-is
🔓 +1 bedroom potential
medium confidence4 → 5 lettable rooms
Potential, not guaranteed (subject to planning + regs). Estimate from the floorplan (kitchen size assumed) — verify room sizes against the floorplan before offering.
How we calculated this
floorplan shows 6 habitable rooms (4 beds + 2 reception(s)) in 113 m²; convert 1 spare room(s) to bedrooms, keeping one reception as the lounge → up to 5 lettable rooms (1 double, 0 single); sized to Shropshire adopted standard (6.51/10.22 m²; Shropshire Council houses in multiple occupation licensing pages (fees from 1 April 2026); national minimum bedroom sizes applied as licence conditions (council newsroom, Nov 2018)); mandatory HMO licence (5+ persons, England)
🔒 Room-add markup · Pro
Pro members see the floorplan with every convertible room outlined in green. Verify room sizes before offering.
4 → 5 bed HMO+1 double
HMO licence
Sized to Shropshire's adopted HMO standards
Projections use documented assumptions (local room rates, typical conversion costs, 75% LTV at 5.5%, indicative regional valuation yields) and each council’s published HMO standards. Not financial advice. Verify room sizes, licensing and planning with the council and a surveyor before purchase.
As-is Rent it out
Monthly profit+£183
Return before costs on price7.93%
Cash needed£85,648
If converted to Rent by the room
Monthly profit-£140
Return before costs on price9.76%
Cash needed£101,648
Δ vs Rent it out Monthly profit-£323
Show conversion detail
Conversion cost estimate
£26,000
Range: £20,000 – £34,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£60,990–£114,230full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 2 × bathroom£11,400–£20,900
- Rewire£4,680–£8,190
- Replumb£3,510–£7,020
- Windows£11,700–£21,060
- Paint + decor£8,190–£15,210
- Flooring£12,870–£24,570
Comparables
sold within 0.5 miWide · CV 36.3%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodSt Peter's CofE Primary SchoolPrimary · Academy converter · SY4 5BX
- GoodThe Thomas Adams SchoolSecondary · Academy converter · SY4 5UB
- Requires improvementWoodlands SchoolNot applicable · Academy special sponsor led · SY4 5PJ
- Not ratedLoppington House FE UnitNot applicable · Miscellaneous · SY4 5NF
- Not ratedNewtown CofE Primary SchoolPrimary · Voluntary controlled school · SY4 5NU
Ofsted · postcode-area match. Catchment areas vary year to year — verify with the local council before relying for school admissions.
Tax treatment
Annual gross rent£23,388
Section 24 credit£0
Annual tax due£571
Post-tax Monthly profit annual£1,533
Exit costs
Projected sale price (5y · 2%/yr growth)£325,704
Capital gain (pre-CGT)£30,704
Sale costs (~2.5%)£8,143
CGT due (Ltd Co 25%)£0
No personal CGT — the gain is taxed at the company level (corporation tax) when the SPV disposes of the property.
Net 5y Monthly profit after CGT£16,514
Rates as of Oct 2024
Acquisition costs
£120,283cash neededPurchase price£295,000
Deposit (25%)£73,750
Stamp duty+5% additional-property surcharge£19,500
Refurb£19,458
Legal + survey£2,150
Mortgage fees£5,425
Total cash neededdeposit + costs (loan covers the rest)£120,283
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
generous 4 bedroom detached home - no upward chain
An excellent opportunity to purchase this deceptively spacious detached dormer bungalow offering versatile accommodation over 2 floors and being perfect for those looking to downsize with space.
Occupying an enviable position in this much sought after location, being a short stroll from the Town and its amenities including shops, supermarket, schools, doctors, recreational facilities and for commuters the Railway Station…
Floor plans
Nearby active comparables5 deals
Comparable rentals
SY4 · same beds + typeNo nearby rentals matched on postcode prefix + bedrooms + property type.
Listing metazoopla · Monks Estate & Letting Agents
About this listing
31 days · ZooplaPrice history
5-year price trend
Monthly profit
+£142
Cash needed
£120K
Return after costs
1.42%
IRR
1.57%
Listed 31d ago
Eckford Park, Wem, Shrewsbury SY4
bungalow · 4 bed · 2 bath
£295,000
est £1,949 · 7.93% gross
1 / 22
79/100
Solid
Real 7.93% — fundamentals work.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
7.93% Return before costs — above-market
Price
£295K
17% above sold comps
Return before costs
7.93%
est rent £1,949/monot enough comparablesRange £1,577–£2,409/mo (Q1–Q3)
Bedrooms
4
2 bath
Energy rating
—
Energy rating
Run the numbers
What-if calculator
Rates as of 20 May 2026Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer (£)
Monthly rent (£)
Local comp range: £1,577–£2,409/mo · n=12
Financing
DepositYour cash in — the rest is the mortgage25% · £73,750
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
BoE base + 2pp stress (6.5%)
Acquisition costs
Refurb (£)
Per-property refurb estimate from the element rate-card model (£14,594–£27,241 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £221,250 loan + £1,000 booking fee
Running costs
Management10%
Typical BTL agency rate
Void weeks
Typical voids for BTL
Insurance (£/mo)
Typical BTL building+landlord cover for £200K–£400K
Maintenance (£/mo)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
+£142
after mortgage, operating costs & tax
Rent in£1,949/mo gross
£1,874/mo collected · £75/mo lost to voids
Where it goes
£1,198Mortgage£500Costs
£142/mo left as profit · 8% of rent kept
Mortgage£1,198
Costs£500
Management£195
Maintenance£67
Insurance£28
CapEx reserve£97
Voids + council tax£9
Ltd co. accounts£104
Tax£33
Profit+£142
Returns
Return before costs on price7.93%
Cash return on cash1.42%
Gross margin£1,374
Cash needed£120,283
Monthly profit payback70y 8m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.56
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Shropshire · cap £972/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Shropshire
- LHA monthly cap:
- £972
Year-by-year Monthly profit (5-yr horizon)
Net Monthly profit after tax. Rent + costs compound at their growth rates; mortgage principal amortises year-by-year for repayment loans.
Mortgage paydownRent profitbefore price growth
Full year-by-year breakdown
| Year | Gross Rent | Op Costs | Mortgage | Equity Built | Tax | Net | Cumulative |
|---|---|---|---|---|---|---|---|
| Year 1 | £23,388 | £6,004 | £14,381 | £0 | £571 | £2,432 | £2,432 |
| Year 2 | £24,090 | £6,184 | £14,381 | £0 | £670 | £2,855 | £5,287 |
| Year 3 | £24,812 | £6,369 | £14,381 | £0 | £772 | £3,290 | £8,576 |
| Year 4 | £25,557 | £6,560 | £14,381 | £0 | £877 | £3,738 | £12,314 |
| Year 5 | £26,323 | £6,757 | £14,381 | £0 | £985 | £4,200 | £16,514 |
Rent by the room upside
What we verified
5007
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeFreehold
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPCPostcode estimate — check the registerNot stated on the listing
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftEstimate available
Area▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedChecking…
FloodEA Flood Map · England onlyChecking…
Investor profile▾
Tenant profileBeds + postcode heuristicFamily / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miWide · CV 36.3%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,876
Annual rental tax£400
CGT yr 5£0 · company level
5y net total£16,514
Acquisition costs
25% deposit£73,750
Stamp duty£19,500
Refurb£19,458
Legal + survey£2,150
Mortgage + broker£5,425
Cash needed£120,283
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
Make an offer
Pro analysis — outcome range, stress tests & portfolio impact
Your notes
Description& agent copyZoopla
generous 4 bedroom detached home - no upward chain
An excellent opportunity to purchase this deceptively spacious detached dormer bungalow offering versatile accommodation over 2 floors and being perfect for those looking to downsize with space.
Occupying an enviable position in this much sought after location, being a short stroll from the Town and its amenities including shops, supermarket, schools, doctors, recreational facilities and for commuters the Railway Station…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice